86 Arlington Street – Property Summary
Key Characteristics & Buyer Profile
This is a 1,059 sqft home built in 1909 on a 2,411 sqft lot, located in the Wolseley neighbourhood of Winnipeg. Its assessed value is $320,000.
What stands out: The property is relatively affordable within its neighbourhood and city. On its own street, it ranks in the top 14% for assessed value (significantly above the street average of $247,200), suggesting it may offer more square footage or condition relative to nearby homes—or simply that the street has a wide price range. However, it ranks below average for land size and living area against neighbourhood and city benchmarks. The lot is notably small: in the bottom 7% on its street and bottom 3% citywide. The home is also older than most (top 79% locally, top 95% citywide), meaning a buyer should expect maintenance related to a 115-year-old structure.
Where the appeal lies: The value here is street-level and situational—an entry point into Wolseley at a price point below the neighbourhood average, on a street where nearby homes are worth substantially less. The living area is compact but not unusually so for the street. A buyer isn’t paying a premium for land or modern construction. The trade-off is a small lot and an older home, but the assessed value suggests the structure itself holds up reasonably well compared to immediate neighbours.
Buyer it suits: Someone looking for an affordable, smaller home in a central older neighbourhood, who prioritizes location and lower purchase price over square footage, yard space, or a newer build. It may also appeal to investors or buyers willing to take on a renovation project, especially if the interior needs updating—since the assessed value doesn't reflect a premium for modern finishes. Not ideal for families wanting a large yard or a home that will match citywide square-foot averages.
Frequently Asked Questions
1. How does the assessed value compare to the actual market price?
Assessed value is a public benchmark, not a market valuation. This property is assessed at $320,000, which is well above the street average ($247,200) but below the neighbourhood average ($371,300). In a competitive market, the sale price could exceed assessed value, especially if the home is well-maintained or updated inside. However, given its small lot and older construction, it may not command a large premium.
2. Is the small lot a dealbreaker for resale?
It depends on the buyer pool. In Wolseley, many homes sit on compact lots, so a 2,411 sqft lot is not unusual for the area—but it is below average. A future buyer who wants a larger yard or potential for an addition may be limited. That said, smaller lots often mean lower property taxes and less outdoor maintenance, which can appeal to downsizers or low-maintenance buyers.
3. What should I expect in terms of maintenance for a 1909 home?
Older homes often have knob-and-tube wiring, galvanized plumbing, lead paint, and aging foundations. While the assessed value suggests the structure is not distressed, it's wise to budget for updates. Check for updated electrical panels, modern plumbing, and the condition of windows, roof, and insulation. A home inspection is strongly recommended, and not just for visible issues—older homes can hide problems like settling or outdated vapour barriers.
4. How does this property compare to others currently for sale in Wolseley?
Hard to say without current listings, but the rankings here give a frame: it's smaller than most homes in Wolseley (living area and land), older than most, and assessed roughly in the middle of the neighbourhood range. If it's priced below area listings, it could represent a good value. If it's priced at or above neighbourhood median, the small lot and age may make it harder to justify.
5. Would this property be suitable for a rental or investment?
Yes, potentially. The assessed value is below the neighbourhood average, which could mean a lower purchase price and reasonable mortgage payments. A compact home in a central neighbourhood like Wolseley often rents well to students or young professionals. However, the small lot limits future development or parking expansion. And an older home may require more maintenance than a newer build, which cuts into cash flow. Make sure the numbers work with realistic repair costs built in.